Standards and Guidelines 2023-0607

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City of South Bend and St. Joseph County Historic Preservation Guidelines 38 Residential Standards: Demolition and Deconstruction General understanding and approach Demolition and deconstruction, herein referred to as demolition, are considered only when fire, winds, flooding, or other natural disasters cause unrepairable extensive damage to a building and/or its structural framework. Demolition is defined as the razing, wrecking or removal by any means of the entire or partial exterior of a structure . Demolition by neglect occurs in the absence of ordinary and routine maintenance, jeopardizing the structural integrity of the building . Demolition of a contributing building within the historic district is a last resort and approved only in rare circumstances such as when a building has become a hazard to the safety and welfare of the public and repairs are not possible . When demolition is considered, salvage of character defining features is encouraged along with a plan for the use/development of the site post demolition . Commission approval is required for all demolition proposals including a situation where a collapse may pose a threat to public safety . In such an emergency the Commission staff should be contacted, and an emergency meeting of the Commission may be called either in person or virtually . Except in extreme situations, before a demolition can proceed, an opinion by a licensed structural engineer familiar with the historic building type must be provided . What factors are considered by the Commission when reviewing an application for demolition? • Failed or inadequate foundation . • Collapsed roof and/or floor supports. • Wall members, partitions or other vertical supports that split, lean, list or buckle . • Structural members of ceilings and roofs, or other horizontal elements which sag, split, or buckle . • Lack of weather protection to the walls, roof, or foundation . • Despite marketing the property, no one is interested in its rehabilitation—evidence of marketing will be required as part of the COA submission . • Estimates for the cost of renovation . • Appraisals for the market value of the building after renovation . The architectural and historical significance of the building and its relation to the street shall be considered as it fits in with the street and overall district . In instances where the demolition of a historic building is approved by the Commission, owners are encouraged to salvage character defining materials and other reusable items. Return to the Table of Contents Demolition and Deconstruction